Grocery Store With Loading
For Sale
$2,650,000
123 Confidential, Windsor, WI 53598
COMMERCIAL - Windsor, WI
Property Size10,000 SF
Lot Size1.38 Acres
Price / SF$265
Days on Market159
Property Features for 123 Confidential
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
G2
Security features
Security System
Interior features
Loading dock(s), Overhead doors, Truck dr(s) 15ft or lower, Freight elevator, Public rest rooms, Private Restrooms, 3 phase electric, Signage available, Security system, Inside storage
Accessibility
Accessible Elevator Installed
Lot features
Business district, Near Major Highway
Subdivision
WINDSOR - V
Standard status
Active
APN
0000-000-0000-0
Size
10,000 SF
Lot size
1.38 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
25683
Building Details
Year built
1971
Number of units
1
Roof type
Metal
Additional Structures
Storage
Listing Agency:
EXP Realty, LLC
(608) 838-1377
Listed By:
Ferraro Real Estate Team
(608) 838-1377
Added: Mar 4
Changed: Aug 10
Last Checked: Aug 10 at 5:06PM
MLS# 2008286
Copyright © 2026 REALTORS® Association of South Central Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 10,000-square-foot commercial property was built in 1971 and is configured for grocery and convenience retail use. The building includes loading docks, overhead doors, a freight elevator, public and private restrooms, interior storage, signage availability, and an installed security system. Accessibility features include an accessible elevator. Three-phase electric service and a metal roof add to the building’s existing infrastructure.
Set on 1.38 acres in Windsor, Wisconsin, the property is positioned near the highway with access suitable for commercial operations. The site is zoned G2 and includes truck doors 15ft or lower. Its combination of retail-oriented improvements, loading functionality, and substantial interior area supports continued grocery use or other commercial applications consistent with the property’s zoning.
Set on 1.38 acres in Windsor, Wisconsin, the property is positioned near the highway with access suitable for commercial operations. The site is zoned G2 and includes truck doors 15ft or lower. Its combination of retail-oriented improvements, loading functionality, and substantial interior area supports continued grocery use or other commercial applications consistent with the property’s zoning.
Key Highlights
- 10,000 square feet of commercial building area on 1.38 acres
- Built in 1971 with a metal roof
- Loading dock(s), overhead doors, and truck dr(s) 15ft or lower
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$127,710
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.82%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,554,200
$2.6M
Cap Rate 7%
$1,824,429
$1.8M
Cap Rate 9%
$1,419,000
$1.4M
Market Conditions
NOI Build-Up for 10,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$180.0K $18.00/SF
− Vacancy
−$9.7K −$0.97/SF
EGI
$170.3K $17.03/SF
− OpEx
−$42.6K −$4.26/SF
NOI
$127.7K $12.77/SF
Area
Dane County, WI
Vacancy
5.40%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,554,200
Cap Rate 7%
$1,824,429
Cap Rate 9%
$1,419,000
Alternative Uses
Best Use
Specialty Retail
$1.82M
$1.60M – $2.13M
NOI $127,710 @ 7.0% cap · market cap 4.82%
Second Best
Retail
$1.37M
$1.20M – $1.60M
NOI $95,865 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$2.32M
$2.03M – $2.71M
NOI $162,665 @ 7.0% cap · market cap 6.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 53598, WI
4,033
Population
1,666
Households
2.4
Avg Household Size
35
Median Age
33%
College-Educated
92%
High-School Grad
3.1 sq mi
ZIP Area
1,301
Density / Sq Mi
$100,119
Median Household Income
$60,136
Median Earnings
$1,470
Median Rent
$373,300
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Flexible commercial layout with loading access, overhead doors, freight elevator, and three-phase electric service.
Where is this grocery and convenience store located?
The property is located at 123 Confidential Windsor, WI.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: 10,000 square feet of commercial building area on 1.38 acres; Built in 1971 with a metal roof; Loading dock(s), overhead doors, and truck dr(s) 15ft or lower
